(a) The street layout pattern of a proposed subdivision shall be in general conformity with a plan for the most advantageous development of adjoining areas and the entire neighborhood. Furthermore, it shall be consistent with the city's adopted Thoroughfare Plan, and, shall implement to a high degree the standards identified in the City's adopted Master Plan.
(1) Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless, in the opinion of the Planning Commission, such extension is not necessary or desirable. Streets shall be in alignment with existing planned or platted streets with which they are to connect.
(2) Cul-de-sac streets shall generally serve fewer than 20 lots. No subdivision consisting of 10 or more acres shall be approved solely with a cul-de-sac street system.
(3) Proposed streets shall intersect one another as nearly at right angles as topography and other factors of good design permit.
(4) Access control along major thoroughfares shall be taken into consideration in the design of a subdivision plat.
(5) Residential developments abutting arterials or collectors shall be platted in such a manner as to buffer the impact of the heavily traveled arterial or collector. Fronting lots on arterials or collector streets are discouraged and will generally only be approved if there is some special feature of the land to be subdivided.
(6) Lots which will require the backs of homes to face a street shall be discouraged. However, such lots may be approved if they are screened from the adjacent street by approximately 12 to 15-foot wide buffer which is not less than 4 or more than 6 feet in height.
(7) A. Furthermore, such buffers as are set forth in division (A(6) of this section shall be planted with clusters of trees, of which a minimum of 70 to 75% must be evergreens. The Planning Commission may choose to reduce the aforementioned height requirement by one-half if the width of the buffer is increased by 8 to 10 feet and minimum evergreen tree planting requirements apply.
B. Berm evergreens shall be offset, and generally planted not less than 20 feet on center. Evergreens shall have a minimum planted height of 8 feet. All trees, evergreen as well as deciduous, shall carry a 2-year warranty for replacement. In order to prevent soil erosion, all berms must be sodded at the time of tree planting. When deemed necessary by the Planning Commission, an automatic irrigation system must be installed. In order to prevent sight problems for motorists, no evergreen or dense deciduous trees shall be planted within 30 feet of an intersection.
C. At least 2 species of evergreens shall be planted in every berm as a means of minimizing the amount of tree mortality at any one time. Unless otherwise agreed to by the Planning Commission, the use of white pines shall constitute a minority of such plantings, due to the fact that they are not well suited to the multitude of weather influences found in the Trenton area.
(8) Public utilities shall not be installed under private streets, unless approved by the Service Director and Planning Commission and located within an appropriate easement.
(9) Sidewalks of not less than 4 feet in width shall be provided on both sides of all newly dedicated streets where a net density of 2 or more dwelling units per acre has been approved. Sidewalk improvements shall also be required in all commercial and industrial subdivisions. Curb ramps that comply with all ADA and other Federal and State regulations are to be provided at the intersection of all sidewalks and all streets, as well as all T-intersecting streets. All sidewalks and curb ramps are to be constructed as per typical construction detail. Refer to Appendix C for detailed drawings.
(10) In order to provide better access to schools and business districts, subdivisions that abut existing thoroughfares or collectors shall provide sidewalks along the thoroughfare or collector for the full distance of the development.
(11) Interconnecting streets shall be promoted in relatively flat areas and in all areas adjacent to neighborhoods already exhibiting such a street system.
(12) Public access easements may be required for private streets serving more than 1 occupant.
(b) Where a newly constructed street will extend an existing street, serious consideration should be given to extending the existing street name, rather than assigning a different name to the new section. Otherwise, names of new streets shall not duplicate or resemble existing street names. All new streets shall be named in accord with the following schedule:
General Direction of Street | Ending of Name
|
General Direction of Street | Ending of Name
|
North and south | Avenue |
East and west | Street |
Diagonal | Road |
Curving | Drive |
Cul-de-sac, north and south | Place |
Cul-de-sac, east and west | Court |
Circular or part thereof | Circle |
(c) The arrangement, character, extent, width, grade, construction and location of all streets shall conform to adopted subdivision standards established herein. All street design shall be done in accordance with the current Ohio Department of Transportation Location and Design Manual and the American Association of State Highway Transportation Officials Green Book.
(1) Temporary dead-end streets shall be permitted where necessitated by the design of the subdivision, provided that a temporary turnaround shall be constructed where lots are fronting on such temporary dead-end streets. In such instances, the turnaround shall have a pavement radius of not less than 40 feet.
(2) The grades of new streets shall not be less than 0.5% and shall not exceed 12%.
(3) All changes in street grades above 1% shall be connected by vertical curves of a minimum length of 50 feet.
(4) All streets to be constructed or improved by a subdivider shall have curb and gutter, unless an exception is approved by the Planning Commission for good cause.
(5) Where a street ends at a subdivision line for future extension, it shall be provided with a temporary turnaround using the standard identified in division (c)(1) of this section until such extensions is completed.
(6) The dedication of half or partial streets shall not be permitted except when a half or partial street exists adjacent to the tract to be subdivided, and a partial dedication will complete or supplement the existing street or street right-of-way.
(d) Streets shall be designed using the standards identified in Appendix B.
(Ord. 12-2002. Passed 7-2-02; Ord. 22-2004. Passed 8-19-04.)